I went with a local firm for our conveyancing in North Somerset today. Upon checking the terms of engagement it is apparent thatwe are on the hook for costs even if the sale aborts. Should I ditch them and use an on-line conveyancing brokerage promoting no-sale-no-fee conveyancing in North Somerset?

It is usually a trade off in that if "No Sale No Fee" is offered then the fee levels will tend to be be uplifted to counteract the transactions that do not proceed. Please beware that these deals rarely protect you from expenditure such your North Somerset conveyancing search fees.

Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in North Somerset. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in North Somerset?

On the day of completion you will not be required to attend the conveyancers office in North Somerset. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.

We previously appointed solicitors locally in North Somerset on the Clydesdale solicitor panel. They have just billed me an additional amount for handling the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Clydesdale but by your North Somerset solicitor. Plenty of firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.

My wife and I are at the point of viewing apartments in North Somerset and I am about to put in an offer. Is it advisable to have my property lawyer on ‘stand by’? I intend to finance via a home loan with Kent Reliance.

It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are taking out a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.

The estate agent has sent us the confirmation of our purchase of a new build apartment in North Somerset. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in North Somerset

There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.

Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in North Somerset I like with open areas and transport links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in North Somerset for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a mortgage that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I am thinking of appointing a conveyancing practitioner in North Somerset for my home move. Can I review a solicitor's record with the legal regulator?

You can read published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training requirements.